Lack of Spatial Approach in Urban Density Policies: The Case of the Master Plan of Tehran

Abstract

This paper aims to investigate the approach of density policies in the Tehran Master Plan and the consequences of ignoring the macro spatial scale in density policymaking. In this study, the floor area ratio (FAR) regulations of the Master Plan of Tehran (which are defined by specific land use zones) are used as one of the main densification tools. Then, employing the Getis–Ord Local G and geographic weighted regression (GWR) statistical tests, Arc GIS 10.3 software, and population and employment variables, the spatial outcomes of the Master Plan density policies were modeled. In this research, both population and employment (job) variables and their relationship were utilized to depict the urban spatial structure of the city. The model will show the resulting spatial structure of Tehran if the densification policies of the plan are realized. The findings of the research are surprising, as they indicate that the Master Plan’s densification policies would worsen the current spatial structure by disrupting the current population and employment spatial structure and neglecting their logical relationships. In fact, the Master Plan would change the current polycentric structure into a highly dispersed structure due to its densification approach, which is mainly based on the neighborhood micro scale.